B2-Zoned Professional Office
For Sale
$99,000
2817 Broadmoor Pl, Gulfport, MS 39501
Versatile B2-zoned property in Gulfport with strong visibility near Pass Road and access for professional and service uses.
Property Size1,120 SF
Lot Size0.40 Acres
Price / SF$88.39
Days on Market94
Property Features for 2817 Broadmoor Pl
General Information
Standard status
Active
Size
1,120 SF
Lot size
0.40 Acres
Zoning
B2
Building Details
Year Built
1950
Listing Agency:
NextHome Simplicity (BOF)
Listed By:
Erin L Valencia Jermyn · License #50600,PersonLicenseNumber
(228) 236-5691
Source:
Fiorellaavenue
Added: Jun 10
Changed: Sep 11
Last Checked: Sep 9 at 11:27PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of NextHome Simplicity (BOF)
Investment Insights
Based on property information with market context.
This for-sale B2-zoned property is set up as a versatile professional and service facility, suited for office and specialty use. The offering sits on a large 0.40-acre lot intended to support on-site parking and future expansion.
The location is in the heart of Gulfport, positioned directly across from Gulfport Central Elementary School. The property also sits behind a busy gas station and benefits from visibility from highly traveled Pass Road, supporting exposure for a range of everyday services.
Given the B2 zoning and the practical, service-oriented configuration, the space can accommodate a variety of professional uses including medical or dental office, therapy and counseling, massage and wellness services, law and real estate practices, insurance-related businesses, and administrative headquarters. For organizations like a daycare center, the surrounding context and direct school adjacency may be especially relevant. The combination of zoning flexibility, visibility, and parking-oriented lot size makes this a workable option for owner-users and operators looking to establish or expand a business in Gulfport.
The location is in the heart of Gulfport, positioned directly across from Gulfport Central Elementary School. The property also sits behind a busy gas station and benefits from visibility from highly traveled Pass Road, supporting exposure for a range of everyday services.
Given the B2 zoning and the practical, service-oriented configuration, the space can accommodate a variety of professional uses including medical or dental office, therapy and counseling, massage and wellness services, law and real estate practices, insurance-related businesses, and administrative headquarters. For organizations like a daycare center, the surrounding context and direct school adjacency may be especially relevant. The combination of zoning flexibility, visibility, and parking-oriented lot size makes this a workable option for owner-users and operators looking to establish or expand a business in Gulfport.
Key Highlights
- B2‑zoned versatile property in Gulfport for professional and service‑based use
- Directly across from Gulfport Central Elementary School
- Visibility from highly traveled Pass Road, with access for business use
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$8,927
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
9.02%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$178,540
$178.5K
Cap Rate 7%
$127,529
$127.5K
Cap Rate 9%
$99,189
$99.2K
Market Conditions
NOI Build-Up for 1,120 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$14.5K $12.96/SF
− Vacancy
−$2.6K −$2.33/SF
EGI
$11.9K $10.63/SF
− OpEx
−$3.0K −$2.66/SF
NOI
$8.9K $7.97/SF
Area
Harrison County, MS
Vacancy
18.00%
Lease Rate
$12.96 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$178,540
Cap Rate 7%
$127,529
Cap Rate 9%
$99,189
Alternative Uses
Best Use
Healthcare Medical
$180.4K
$157.9K – $210.5K
NOI $12,630 @ 7.0% cap · market cap 12.76%
Second Best
Office B
$127.5K
$111.6K – $148.8K
NOI $8,927 @ 7.0% cap · market cap 9.02%
Theoretical Best
—
—
same as Best Use
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Unlock full access to Insights
Subscribe to Realmo Intelligence
Open Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
395
Businesses Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Demographics for 39501, MS
22,599
Population
10,565
Households
2.1
Avg Household Size
35
Median Age
13%
College-Educated
78%
High-School Grad
14.4 sq mi
ZIP Area
1,569
Density / Sq Mi
$33,491
Median Household Income
$28,522
Median Earnings
$962
Median Rent
$115,300
Median Home Value
Check the figures for this property
Cap Rate, Value Estimation, Potential NOI and more
View Realmo Analytics
Market
Vacancy Rate% for Office in South region
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Similar Off Market Nearby
- Coast Veterinary Hospital — 3401 Hewes Ave, Gulfport, MS 39507
Frequently Asked Questions
What type of property is this?
Medical Office Space - Versatile B2-zoned property in Gulfport with strong visibility near Pass Road and access for professional and service uses.
Where is this medical office space located?
The property is located at 2817 Broadmoor Pl Gulfport, MS.
What is the asking price?
The asking price for this property is $99,000.
What are key features of this property?
This property features: B2‑zoned versatile property in Gulfport for professional and service‑based use; Directly across from Gulfport Central Elementary School; Visibility from highly traveled Pass Road, with access for business use
